(CNN) – Mortgage rates are still relatively low, but thanks to tighter lending regulations, home buyers are paying a lot more when it comes time to close on the loan.

Home buyers are landing great rates on their mortgages, but paying more when it comes time to close. In some states, closing fees have spiked as much as 20%.

The average cost of closing on a $200,000 loan was more than $2,500 in June. That’s according to data from Bankrate.com. That’s 6% higher than last year, and an increase for the second year in a row.

But that nationwide hike is tiny compared to some markets. Texas, the state that topped the list for most expensive closings, rose 23% from a year ago. Another in the top 5, Wisconsin, posted a 28% increase.

So why is closing so expensive? Since the mortgage crisis, regulators have set up new guidelines to make borrowing safer. Lenders now have to scrutinize things like credit history, excessive debt, and income level. That translates to more time and manpower; a cost they pass along to borrowers.

Closing costs not only include lender fees, but third-party expenses such as appraisals and credit reports. And as long as lenders have to keep up with regulations, fees aren’t likely to go down anytime soon.